District 21 2025 In Review
Executive Summary
District 21, encompassing Hammonds Plains, Kingswood, Upper Tantallon, Stillwater Lake, and surrounding communities northwest of Halifax, recorded 304 single-family listings in the analysis period, with 172 properties successfully closing at an average sale price of $781,253. This suburban market demonstrates distinctly buyer-favourable conditions, with 64.5% of sales closing below asking price and a median days-on-market of 18 days.
The market reveals significant pricing challenges: 94 listings failed (58 expired, 36 cancelled)—representing a 30.9% failure rate that dramatically exceeds typical market performance. Failed listings averaged 82 days on market with original asking prices 30% above successfully sold properties. Properties requiring price corrections saw average reductions of $47,842, and the overall original-to-sold ratio of 97.3% indicates sellers are accepting nearly 3% less than their initial expectations.
Listing Status Distribution
The market activity breakdown reveals challenging absorption, with nearly one-third of listed properties failing to transact. The 30.9% failure rate (expired and cancelled combined) signals systemic pricing misalignment, particularly in upper market segments where buyer resistance intensifies significantly.
Pricing Performance Analysis
District 21 operates as a pronounced buyer's market with nearly two-thirds of closed transactions settling below list price. Properties that sold under asking discounted an average of $23,560, while the minority achieving premiums averaged just $18,726 above list. The overall list-to-sold ratio of 98.9% confirms buyer leverage in negotiations.
| Metric | Value |
|---|---|
| Average List-to-Sold Ratio | 98.9% |
| Average Original-to-Sold Ratio | 97.3% |
| Sold at or Above Original Price | 30.8% (53 sales) |
| Sold Below Original Price | 69.2% (119 sales) |
| Average Discount from Original | −$45,158 (5.0%) |
| Properties Reduced Before Selling | 33.7% (58 sales) |
| Average Price Reduction (for reduced) | $47,842 |
Over two-thirds of sold properties closed below their original asking price, with average discounts of $45,158. The 30.9% failure rate—nearly triple the typical market—underscores that strategic pricing from day one is essential in District 21. Properties priced at market sell; those priced on aspiration expire.
Sub-District Analysis
District 21 comprises two primary sub-districts with notably different market characteristics. Sub-District 21-A (Hammonds Plains, English Corner, Bedford) represents the larger, higher-priced segment, while 21-B (Upper Hammonds Plains, Haliburton Hills, Upper Tantallon, Stillwater Lake) shows higher buyer resistance with 72.6% of sales closing below asking.
Sub-District 21-A: Hammonds Plains, English Corner, Bedford
| Status | Count | Notes |
|---|---|---|
| Sold | 110 | Avg $801,536 | $309/sqft |
| Expired | 27 | Avg $1,094,237 | 102 DOM |
| Cancelled | 25 | Avg $1,179,296 | 70 DOM |
| Active | 19 | Including luxury $2M+ listings |
| Conditional | 2 | Pending close |
Sub-District 21-B: Upper Hammonds Plains, Haliburton Hills, Upper Tantallon, Stillwater Lake
21-A commands a 7.5% premium ($56,268) over 21-B, yet both sub-districts demonstrate buyer-favourable conditions. 21-B's 72.6% below-asking rate indicates particularly aggressive buyer negotiation, while 21-A's higher failure rate in the $1M+ segment reveals luxury market resistance.
Community Performance
Eight distinct communities comprise District 21, with Hammonds Plains representing 58% of all closed sales. Bedford commands the highest average prices, while Lucasville demonstrates the fastest absorption with just 12 days average DOM.
| Community | Sales | Avg Price | Median | Avg DOM | $/SqFt |
|---|---|---|---|---|---|
| Hammonds Plains | 99 | $770,117 | $730,000 | 34 | $296 |
| Upper Tantallon | 22 | $796,858 | $793,600 | 34 | $313 |
| Stillwater Lake | 18 | $683,313 | $660,500 | 35 | $274 |
| Bedford | 14 | $998,730 | $934,950 | 28 | $323 |
| Lucasville | 12 | $722,125 | $696,800 | 12 | $316 |
| Bedford West | 4 | $839,175 | $824,400 | 16 | $325 |
| Upper Hammonds Plains | 2 | $812,500 | $812,500 | 6 | $307 |
| Kingswood | 1 | $674,000 | $674,000 | 101 | $259 |
Price Segment Analysis
Demand concentrates heavily in the $700K–$900K range, which captured 40.7% of all closed sales. The entry-level segment under $500K represents just 6.4% of transactions, while the luxury segment ($1.2M+) demonstrates extended market exposure averaging 61 days—more than double the median.
| Price Segment | Sales | Share | Avg Price | Avg DOM | $/SqFt |
|---|---|---|---|---|---|
| Under $500,000 | 11 | 6.4% | $465,255 | 35 days | $288 |
| $500,000 – $700,000 | 55 | 32.0% | $612,679 | 24 days | $294 |
| $700,000 – $900,000 | 70 | 40.7% | $782,847 | 34 days | $296 |
| $900,000 – $1,200,000 | 25 | 14.5% | $983,181 | 31 days | $315 |
| $1,200,000+ | 11 | 6.4% | $1,471,052 | 61 days | $336 |
Market Velocity & Value Metrics
Highest Sales
The district's top transactions reveal significant price corrections from original asking—the top 5 sales averaged 8.8% below original pricing, with extended market exposure averaging 80 days. These outcomes underscore that even luxury buyers exercise significant negotiating power.
Four of the five highest sales required price corrections averaging $173,563 (9.7% below original asking). Only the new-construction Glissade Court properties achieved near-asking results with minimal market exposure. Resale luxury properties face extended marketing periods and substantial negotiation.
Street-Level Performance
Fourteen streets recorded multiple transactions, providing meaningful pricing benchmarks. Buckingham Drive led volume with 6 sales, while Voyageur Way demonstrated premium pricing with an average of $1,054,367.
Expired Listings Analysis
Fifty-eight properties expired without selling (34 unique properties with some relisted multiple times), collectively spending an average of 82 days on market. The expired listings averaged an original asking price of $948,191—21% above the average sold price—revealing systematic overpricing in this segment.
Notable Expired Listings
Original: $2,249,000 → Final: $2,249,000 | 1 DOM | 8,210 sqft
Original: $1,995,000 → Final: $1,995,000 | 54 DOM | 4,766 sqft
Original: $1,799,000 → Final: $1,799,000 | 86 DOM | 7,104 sqft
Original: $1,599,900 → Final: $1,550,000 (−3.1%) | 175 DOM | 3,444 sqft
Original: $1,289,000 → Final: $1,199,900 (−6.9%) | 183 DOM | 3,426 sqft
Six properties on Everwood Avenue have each expired multiple times (4-6 listings each) at prices ranging from $759,900 to $849,900. These new-construction homes have accumulated 240-340+ cumulative DOM without transacting.
Cancelled Listings Analysis
Thirty-six listings were cancelled by sellers (31 unique properties), representing strategic withdrawals to reassess pricing or timing. Cancelled listings averaged an even higher original ask of $1,071,592 with 73 days average market exposure.
Notable Cancelled Listings
Original: $3,200,000 → Final: $3,200,000 | 41 DOM | 9,215 sqft
Original: $1,920,000 → Final: $1,920,000 | 60 DOM | 4,711 sqft
Original: $1,650,000 → Final: $1,650,000 | 55 DOM | 6,177 sqft
Multiple attempts: $1,299,900 → $1,275,000 → $1,199,900 | 192 combined DOM | 6,462 sqft
Multiple attempts: $886,800 → $794,700 → $729,000 | 281 combined DOM | 1,380 sqft
Relisted Properties: What It Takes to Sell
Tracking properties that failed initially but ultimately sold reveals the true market clearing prices. These twelve success stories required average corrections of 9.4% from original asking and accumulated 107 combined days across multiple listings.
| Street | Original Ask | Final Sold | Correction | Combined DOM |
|---|---|---|---|---|
| White Hills Run | $875,900 | $630,000 | −28.1% | 136 |
| Canoe Crescent | $1,285,000 | $1,100,000 | −14.4% | 271 |
| Cairnstone Lane | $1,920,000 | $1,650,000 | −14.1% | 137 |
| Timberlane Terrace | $709,900 | $640,000 | −9.8% | 56 |
| Juneberry Lane | $1,099,000 | $1,000,000 | −9.0% | 48 |
| Stillwater Lake Drive | $675,000 | $620,000 | −8.1% | 46 |
| Kipawa Crescent | $649,900 | $599,900 | −7.7% | 125 |
| Kingsway Road | $759,900 | $719,000 | −5.4% | 84 |
| Chase Lane | $779,900 | $737,500 | −5.4% | 92 |
| Winslow Drive | $599,900 | $573,000 | −4.5% | 170 |
| Kingswood Drive | $689,000 | $658,000 | −4.5% | 41 |
| Everwood Avenue | $879,900 | $915,925 | +4.1% | 202 |
The average relisted property required a 9.4% price correction and 107 days to finally transact. White Hills Run's 28.1% correction from $875,900 to $630,000 represents the most dramatic repricing—a $245,900 adjustment that took 136 days to achieve. These outcomes demonstrate that initial pricing errors compound into extended market exposure and significantly lower final sale prices.
Current Active Inventory
Thirty-two properties remain available, averaging 99 days on market with a median list price of $814,900. Seven listings (21.9%) have already reduced prices by an average of $49,857, while the majority—including 11 listings over 100 DOM—maintain original pricing despite extended exposure.
| Street | Current Price | Reduction | DOM | SqFt |
|---|---|---|---|---|
| Canoe Crescent (2 listings) | $2,395,000 | — | 150–215 | 4,305–4,660 |
| Long Lake Drive | $2,249,000 | — | 128 | 8,210 |
| Westwood Boulevard | $1,800,000 | — | 61 | 2,653 |
| Cairnstone Lane | $1,799,000 | −$100,000 | 102 | 4,048 |
| Gleneagles Drive (2 listings) | $1,149,000–$1,199,900 | −$50,000 (one) | 82–152 | 3,426–3,643 |
| Aralia Lane | $899,000 | −$26,000 | 351 | 2,443 |
| Blue Forest Lane | $799,900 | −$100,000 | 136 | 3,340 |
| Garvey Court (4 listings) | $749,900–$879,900 | — | 113–115 | 2,161–2,503 |
| Everwood Avenue (5 listings) | $759,900–$849,900 | — | 33–40 | 1,698–3,007 |
Aralia Lane at 351 DOM represents the oldest active listing—nearly one year on market with only a $26,000 reduction from $925,000. Garvey Court's four simultaneously listed new-construction homes (113–115 DOM each) and Everwood Avenue's five unsold units signal builder inventory challenges in the $750K–$880K new-construction segment.
Conditional Sales
Two properties are currently pending under conditional contract, both with firm dates of January 16, 2026:
| Street | List Price | Original | Reduction | DOM |
|---|---|---|---|---|
| Salto Drive (Lucasville) | $699,000 | $815,000 | −$116,000 (14.2%) | 121 |
| White Hills Run (Hammonds Plains) | $774,000 | $799,000 | −$25,000 (3.1%) | 30 |
Strategic Takeaways
For Sellers
District 21's 30.9% failure rate—with expired and cancelled listings averaging $950,000+ asking prices—delivers a clear message: the market severely penalizes aspirational pricing. Properties that sold achieved an average 97.3% of original asking, meaning realistic pricing from day one is essential to avoid the cascading costs of extended market exposure.
The $700K–$900K segment demonstrates the strongest absorption (40.7% of sales), while properties above $1.2M face 61-day average DOM and significant negotiation. Sellers targeting the luxury segment should anticipate 60–90+ days on market and budget for 10–15% price corrections. The Everwood Avenue and Garvey Court new-construction clusters—with multiple units stalled at 100+ days—underscore that even new homes cannot escape pricing discipline.
For Buyers
This is a buyer's market by nearly every metric: 64.5% of properties sold below asking, average discounts of $23,560 from list price, and $45,158 below original asking. The 32 active listings averaging 99 DOM represent motivated sellers—particularly those with reductions already taken.
Target properties with 60+ DOM for maximum negotiating leverage. The relisted properties analysis shows that final sale prices averaged 9.4% below original asking after 107 combined days—patience and strategic negotiation yield significant savings. Aralia Lane (351 DOM), Blue Forest Lane (136 DOM with $100K reduction), and the multi-listing clusters on Everwood Avenue and Garvey Court present immediate opportunities for aggressive offers.
District 21's suburban single-family market operates firmly in buyer-favourable territory, with nearly one-third of listings failing and two-thirds of sold properties closing below asking. The 18-day median DOM for successful sales contrasts sharply with 82+ days for failed listings—a gap that rewards precise initial pricing and severely penalizes market-testing strategies. For sellers, the path to success is narrow: price at market from day one or face extended exposure and significant corrections.
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